There’s nothing more exciting as a buyer than heading off to your first show house. Knowing that your dream home could be just around the corner is heady feeling.  According to David Jacobs, Regional Sales Manager for the Rawson Property Group, however, there’s a lot more to think about when viewing an open house than your personal opinions.

In fact, your behaviour could have a direct impact on the success of any offer you decide to make. These are five of the most common faux pas that Jacobs has witnessed at show houses, and how you can avoid making the same mistakes.

Arriving unprepared

Open houses (particularly when not held by appointment) are prone to “tourists” – visitors with no intention of buying. While this is part and parcel of selling a property, Jacobs says appearing with no real game plan can result in the seller’s agent not taking your interest seriously.

“Visiting a show house is about more than just experiencing the property,” he says. “It’s also an opportunity to ask important questions and get a sense of what the seller is thinking via their agent.”

Jacobs recommends putting together a list of key questions, including things like how long the property has been on the market, whether the price has been amended at all, whether there are any known defects, and if there have been any unsuccessful offers.

“Keep in mind, the agent works for the seller, so their answers will be tailored for positive impact,” he says. “Despite this, you can often learn a lot about a property and its seller’s state of mind by asking a few targeted – but polite – questions.”

Being overly shy

It’s perfectly natural to feel awkward about opening somebody else’s cupboards, asking to see inside their roof space, or peeking underneath their carpets. Done respectfully, however, Jacobs says this careful examination is not just acceptable, it’s actively encouraged, and essential if you’re going to avoid buyers’ remorse.

“Sellers legally have to disclose any known, material defects,” he says, “but your idea of defects and theirs may not be the same. Things like tiny closets, poor water pressure or non-existent cell phone reception might be a non-issue for one person and a total dealbreaker for another.”

As such, Jacobs fully supports serious show house visitors taking a “peek under the hood”, but recommends doing so sensitively, and with the sales agent’s permission.

Oversharing

Show houses aren’t just an opportunity for buyers to learn more about a property. It’s also a chance for agents to discover useful details about prospective buyers.

“It’s important to be polite and friendly, but be careful how much you reveal to the seller’s agent,” cautions Jacobs. “The more they know about you, your property journey, any time or cost pressures you may be under, and how you feel about the property they’re showing, the more leverage they’ll have during negotiations.”

Ignoring the competition

Agents aren’t the only ones who can pick up interesting details from overheard conversations at show houses. Jacobs says buyers should also pay attention to other visitors, and listen out for potentially valuable information.

“It can be quite revealing hearing other potential buyers’ thoughts on a property,” he says, “particularly if they are more familiar with the neighbourhood or the property market than you are. Don’t take everything you hear as gospel, of course, but if someone mentions a particularly high crime rate, a known noise nuisance, or a wonky roofline, you may want to do a bit more investigating before making an offer.”

Likewise, Jacobs says if visitor sentiment seems universally positive, you may need to prepare for some hot competition. Either way, keeping your eyes and ears open is always a good idea.

Letting your heart overrule your head

It’s easy to get swept up in the excitement of a show house – particularly when there are lots of other interested buyers. While Jacobs says acting quickly is often critical to success, he urges buyers to ensure their actions are guided by their heads and not just their hearts.

“The more preparation you do, the more easily you’ll be able to recognise the right property for you,” he says.

“Know the difference between what you want and what you need – what you’re willing to compromise on and what you consider non-negotiable. Buying a home is a long-term commitment. Don’t let artful staging and a persuasive sales pitch lead you to make the wrong decision in the heat of the moment.”